Tenants' Security Deposits
Written in plain language for general understanding. This is educational content, not legal advice. Based on Singapore Acts of Parliament, subsidiary legislation, and official government guidance.
Singapore National Law
What is this right?
Singapore has no specific legislation governing residential security deposits — they are governed by your tenancy agreement and common law:
- Typical deposit: 1 month's rent for a 1-year lease; 2 months for a 2-year lease.
- Purpose: The deposit covers unpaid rent, damage beyond normal wear and tear, and outstanding utility bills.
- Return: The landlord must return the deposit (minus legitimate deductions) within the timeframe stated in the tenancy agreement — typically 7 to 14 days after you move out and hand over the keys.
- Deductions: The landlord can only deduct for actual damage (not normal wear and tear), unpaid rent, or cleaning if specified in the agreement.
When does it apply?
- You are renting a private property (condo, landed house) or an HDB flat from a private landlord.
- The tenancy agreement governs the deposit terms — read it carefully before signing.
What should you do?
- Document the property's condition at move-in: take timestamped photos/videos of every room, noting any existing damage.
- Do the same at move-out — compare against the move-in condition.
- If the landlord withholds the deposit unreasonably, send a formal demand letter referencing the tenancy agreement.
- If that fails, file a claim with the Small Claims Tribunals (SCT) — claims up to $20,000 (or $30,000 if both parties agree).
What should you NOT do?
- Don't skip the move-in inventory — without documentation, it's your word against the landlord's.
- Don't withhold rent in the last month expecting it to offset the deposit — this breaches your tenancy agreement.
- Don't agree to unreasonable deductions — normal wear and tear (e.g., faded paint, minor scuffs) is not your responsibility unless the agreement says otherwise.
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